This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
4-bedroom, 2-bathroom apartment of 120 m², built in 1980, energy rating C. Located on rua de Angola, 21, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: The property includes integrated built-in wardrobes with motion sensor lighting and a designer kitchen with silestone marble countertops and minimalist fixtures, enhancing both functionality and aesthetic appeal.
The valuation. The asking price of €455,000 is €67,784 (14.9%) above the fair value of €387,216. This indicates that the property is overpriced.
Fair value modelled at €387,216 from the area baseline, adjusted for condition and location. Asking €455,000 sits €67,784 (14.9%) above — overpriced versus fair value.
Asking €455,000 versus the rua de Angola, 21 area baseline of €415,560 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 75 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de Angola, 21
Area baseline €415,560 + condition +€6,000 + location +€34,656 = modelled fair value of €387,216 (€3,227/m²), a €67,784 (14.9%) gap versus the €455,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Angola, 21 | Subject | €455,000 | €3,792 | — | 80 | 75 |
| Laranjeiro e Feijó · 1e60ec | Active | €310,000 | €3,563 | 6.0% | 78 | 74 |
| avenida Dom Nuno Álvares Pereira | Active | €320,000 | €3,232 | 14.8% | 73 | 75 |
| parque da Paz | Active | €335,000 | €3,045 | 19.7% | 75 | 72 |
| rua Rainha D. Leonor | Active | €369,000 | €3,765 | 0.7% | 75 | 75 |
| Median comp | €327,500 | €3,398 | 10.4% | 75 | 75 |
Long-term rental Investing in this property for long-term rental is challenging, given its overpricing at €455,000 versus the fair value of €387,216, resulting in a 14.9% excess. The gross yield of 3.4% suggests limited returns, which may not justify the investment amidst competing locations that offer better value. Buy-and-hold The buy-and-hold strategy is not advisable here, as the property’s price exceeds fair market value by 14.9%, indicating it may not appreciate adequately over time. Coupled with a moderate gross yield of 3.4%, the investment poses a risk of stagnated growth in a competitive suburban market. Family rental While the property may seem suitable for family rental due to its size and location, its current valuation of €455,000 exceeds the fair value by 14.9%, making it a less compelling choice. With a gross yield of only 3.4%, families might seek more affordable alternatives in the area that provide better financial sense and similar amenities.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of increased tenant turnover, potentially leading to higher vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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